{"asOf":"2026-07-26T05:05:02.755Z","block":"1900-1999 W ERIE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-w-erie-ave","address":"1903 W ERIE AVE","parcelNumber":"131063600","source":"https://property.phila.gov/?p=131063600","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"ERIE STREET ASSOCIATES LLC","coOwner":null,"marketValue":75000,"landAssessment":75000,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":90000,"date":"2025-03-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"2184282","date":"2011-08-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2184283","date":"2011-08-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2932376","date":"2013-09-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2932377","date":"2013-09-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3238260","date":"2014-07-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3238259","date":"2014-07-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"292893","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-08-20","completedDate":"2011-10-04","violations":[{"number":"2184282","date":"2011-08-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2184283","date":"2011-08-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"401942","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-09-13","completedDate":"2013-11-12","violations":[{"number":"2932376","date":"2013-09-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2932377","date":"2013-09-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"440175","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-07-01","completedDate":"2014-08-26","violations":[{"number":"3238260","date":"2014-07-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3238259","date":"2014-07-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01060267650428,"lng":-75.15933233199492,"geom":{"type":"Polygon","coordinates":[[[-75.159243862,40.010732854],[-75.159304974,40.010457519],[-75.15942123,40.010473104],[-75.159359104,40.010748076],[-75.159243862,40.010732854]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":null,"lotArea":3379,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1602 FRANKFORD AVENUE 3757, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN. FOR MULTI-FAMILY HOUSEHOLD LIVING ELEVEN (1","status":"Completed","outcome":"Dismissed","date":"2022-02-08","number":"ZP-2020-003473","relatedPermit":"ZP-2020-003473"}],"taxYears":[{"year":1997,"total":224.2,"principal":60.82,"interest":104.92,"penalty":4.26},{"year":1998,"total":217.73,"principal":60.82,"interest":99.44,"penalty":4.26},{"year":1999,"total":211.28,"principal":60.82,"interest":93.97,"penalty":4.26},{"year":2000,"total":204.82,"principal":60.82,"interest":88.5,"penalty":4.26},{"year":2001,"total":198.36,"principal":60.82,"interest":83.02,"penalty":4.26},{"year":2002,"total":191.9,"principal":60.82,"interest":77.55,"penalty":4.26},{"year":2003,"total":185.45,"principal":60.82,"interest":72.08,"penalty":4.26},{"year":2004,"total":178.98,"principal":60.82,"interest":66.6,"penalty":4.26},{"year":2005,"total":172.53,"principal":60.82,"interest":61.13,"penalty":4.26},{"year":2006,"total":166.06,"principal":60.82,"interest":55.65,"penalty":4.26},{"year":2007,"total":159.61,"principal":60.82,"interest":50.18,"penalty":4.26},{"year":2008,"total":166.11,"principal":66.91,"interest":49.18,"penalty":4.68},{"year":2009,"total":159.01,"principal":66.91,"interest":43.16,"penalty":4.68},{"year":2010,"total":151.89,"principal":66.91,"interest":37.13,"penalty":4.68},{"year":2011,"total":156.79,"principal":73.53,"interest":34.19,"penalty":5.15},{"year":2012,"total":153.8,"principal":76.36,"interest":28.63,"penalty":5.35},{"year":2013,"total":150.08,"principal":79.11,"interest":22.54,"penalty":5.54},{"year":2014,"total":461.16,"principal":240.4,"interest":46.88,"penalty":16.83},{"year":2015,"total":435.62,"principal":240.4,"interest":25.24,"penalty":16.83},{"year":2016,"total":364.75,"principal":251.13,"interest":3.76,"penalty":2.51}],"taxNet":4310.13,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":15600,"taxable":15600,"land":15600,"improvement":0,"taxableLand":15600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":20200,"taxable":20200,"land":20200,"improvement":0,"taxableLand":20200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":20200,"taxable":20200,"land":20200,"improvement":0,"taxableLand":20200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":20200,"taxable":20200,"land":20200,"improvement":0,"taxableLand":20200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":20200,"taxable":20200,"land":20200,"improvement":0,"taxableLand":20200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":20200,"taxable":20200,"land":20200,"improvement":0,"taxableLand":20200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":20200,"taxable":20200,"land":20200,"improvement":0,"taxableLand":20200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":76800,"taxable":76800,"land":76800,"improvement":0,"taxableLand":76800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":76800,"taxable":76800,"land":76800,"improvement":0,"taxableLand":76800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":55900,"taxable":55900,"land":55900,"improvement":0,"taxableLand":55900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":55900,"taxable":55900,"land":55900,"improvement":0,"taxableLand":55900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":75000,"taxable":75000,"land":75000,"improvement":0,"taxableLand":75000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":782,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-004415","date":"2025-06-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of an attached structure, not to exceed 45 ft. in height with moderate income height bonus. Size and location per plans."},{"number":"CP-2026-001777","date":"2026-07-10","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR NEW CONSTRUCTION OF A FOUR-STORY ATTACHED BUILDING. BUILDING TO BE FULLY SPRINKLERED WITH STANDPIPES PER NFPA 13 AND 14. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"ZP-2020-003473","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2022-02-23","scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"appeal","w":"Appeal dismissed"},{"y":2025,"k":"sale","p":90000},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 280% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $20,200 to $76,800","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-003473: Completed · Dismissed; related permit ZP-2020-003473.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: CP-2026-001777 (Issued), ZP-2020-003473 (Refused).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}